The Renters’ Rights Act and what it means for property owners
The UK government has introduced the Renter’s Rights Act, bringing significant changes to private renting. From ending no-fault evictions to improving protections for over 11 million renters and 2 million landlords, the Act aims to create a fairer system. For property owners, understanding what’s changing – and when – will be key to staying compliant as the remaining provisions roll out through 2026.
Why has the Renter’s Rights Act been introduced?
The government’s main aim with the Act is to provide security and stability for renters who, until now, could have been subject to no-fault evictions or discrimination when looking for a rental property. With concerns around affordability and housing standards in the private rental sector, the Act seeks to raise quality and ensure fair practices across the board.
What the Renters’ Rights Act will do
Phase 1 – May 2026
End ‘no-fault’ evictions
Section 21 evictions will be abolished. All assured tenancies will become periodic, giving tenants greater security and the confidence to challenge poor practices or unfair rent increases without fear of losing their home. The new system will be implemented in one stage, so all tenants benefit immediately.Fair possession grounds
The Act balances security for tenants with landlords’ ability to recover their property when reasonable. New safeguards mean tenants get more time to find a home if landlords need to move in or sell, and prevent misuse of possession grounds.Protect against backdoor evictions
Tenants can appeal excessive, above-market rent increases designed to force them out. Landlords can still raise rents to market levels, but an independent tribunal will decide if needed.Strengthen tenants’ rights to request pets
Landlords must consider requests reasonably and cannot refuse without good reason.Ban discrimination
It will be illegal to refuse tenants because they receive benefits or have children.End rental bidding wars
Landlords and agents cannot ask for or accept offers above the advertised rent.Boost enforcement powers
Local authorities will gain stronger investigatory powers, expanded civil penalties and new reporting requirements.Toughen rent repayment orders
Penalties will double, liability will extend to superior landlords, and repeat offenders will face the maximum repayment.
Phase 2 – later in 2026
Create a Private Rented Sector Ombudsman
A new Ombudsman will deliver quick, fair and binding resolutions for tenant complaints, bringing private renting in line with redress systems in social housing and property services.Launch a Private Rented Sector Database
This will help landlords understand their obligations and show compliance, while giving tenants better information before signing a tenancy. Councils will use it to target enforcement. Landlords must register to use certain possession grounds.
Phase 3 – 2030s
Apply the Decent Homes Standard
Private rentals must meet clear quality standards, removing poor housing from communities.Introduce Awaab’s Law
Landlords must act within set timeframes to fix serious hazards and make homes safe.
What steps should property owners take?
While many landlords will see little change in how they rent out their properties, there are still some steps you should take to ensure you’re ready for the changes, most of which start from May 2026.
Review your tenancy agreements and processes.
Plan for compliance with registration, property standards, and new notice periods.
Consider insurance for pet-related damage.
Stay informed about implementation dates.
If you’d like to know more about how we can help you prepare for the changes, call us on 01564 730 900 or email enquiries@edwardsinsurance.co.uk.